Storage Condo with Overhead
For Sale
$115,000
E91-11440 Digital Ct, Sparks, NV
Commercial storage condo in a secure gated complex with an automatic overhead garage door and opener.
Property Size504 SF
Price / SF$228.17
Days on Market158
Property Features for E91-11440 Digital Ct
General Information
Standard status
Active
Size
504 SF
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Additional Details
Service Bays
1
Taxes and HOA fees
Annual Taxes
$540
Amenities
security cameras
gated complex
commercial wash bay
dump station
showers
commercial management association
Listing Agency:
lpt realty, llc
(925) 321-8042
Listed By:
Kerry Herdt · License #BS.146281
(925) 321-8042
Source:
Exprealty
Added: Mar 20
Changed: Aug 20
Last Checked: Aug 23 at 5:22AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of lpt realty, llc
Investment Insights
Based on property information with market context.
This is an individual commercial storage condo within Big Box Storage Condos, a gated complex designed for boat, RV, vehicle, and general storage. The unit is configured as a storage space with an automatic overhead garage door and opener. The facility also includes security cameras, along with a commercial wash bay and dump station, plus showers.
The complex is described as being located directly off Highway 445 and Ingenuity Ave in Sparks, Nevada.
Owners pay a fee of 1–1.5% of the sales price to the Capital Reserves/Admin for CAM, supported by a commercial management association to maintain the complex.
The complex is described as being located directly off Highway 445 and Ingenuity Ave in Sparks, Nevada.
Owners pay a fee of 1–1.5% of the sales price to the Capital Reserves/Admin for CAM, supported by a commercial management association to maintain the complex.
Key Highlights
- 14 x 36 commercial storage condo unit in a secure, fully gated complex
- Includes an automatic overhead garage door and opener for convenient access
- Facility features security cameras and a gated, secure setup
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$5,173
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.50%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$103,460
$103.5K
Cap Rate 7%
$73,900
$73.9K
Cap Rate 9%
$57,478
$57.5K
Market Conditions
NOI Build-Up for 504 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$7.9K $15.60/SF
− Vacancy
−$472 −$0.94/SF
EGI
$7.4K $14.66/SF
− OpEx
−$2.2K −$4.40/SF
NOI
$5.2K $10.26/SF
Area
Sparks, NV
Vacancy
6.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$103,460
Cap Rate 7%
$73,900
Cap Rate 9%
$57,478
Alternative Uses
Best Use
Self Storage
$73.9K
$64.7K – $86.2K
NOI $5,173 @ 7.0% cap · market cap 4.50%
Second Best
Warehouse
$56.6K
$49.5K – $66.1K
NOI $3,963 @ 7.0% cap · market cap 3.45%
Theoretical Best
Specialty Retail
$178.4K
$156.1K – $208.1K
NOI $12,488 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Service bays
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
959
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Commercial storage condo in a secure gated complex with an automatic overhead garage door and opener.
Where is this self storage facility located?
The property is located at E91-11440 Digital Ct Sparks, NV.
What is the asking price?
The asking price for this property is $115,000.
What are key features of this property?
This property features: 14 x 36 commercial storage condo unit in a secure, fully gated complex; Includes an automatic overhead garage door and opener for convenient access; Facility features security cameras and a gated, secure setup
